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City · 17,169 residents · Campbell County, Kentucky

Fort Thomas , Kentucky

In Fort Thomas, a typical home is worth $335,000 and typical rent is $1,126 a month. Compared with all of Campbell County, typical household income is 35% higher and the typical home value is 33% higher.

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  • Typical home value

    $335,000

    33% above the county

    63% above Kentucky

    • Fort Thomas
    • Campbell
    • Kentucky

  • Typical rent

    $1,126a month

    About the same as the county

    16% above Kentucky

    • Fort Thomas
    • Campbell
    • Kentucky

  • Typical household income

    $104,350a year

    35% above the county

    64% above Kentucky

    • Fort Thomas
    • Campbell
    • Kentucky

  • Households that own their home

    71%

    About the same as the county

    3 points above Kentucky

    • Fort Thomas
    • Campbell
    • Kentucky

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$373,948
6.5% more than 12 months ago
Typical rent
$1,386 a month
7.1% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Fort Thomas is in Campbell County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Campbell County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Fort Thomas apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Dayton, the typical home value is $163,500: 51% less than in Fort Thomas ($335,000).

  2. According to Zillow, in the 12 months to September 2026 the typical home value in Fort Thomas rose 6.5%; in Kentucky, it barely changed.

  3. The typical household income in Fort Thomas is $104,350, 35% more than in Campbell County as a whole ($77,567).

  4. The typical home in Fort Thomas is worth $335,000, 33% more than in Campbell County as a whole ($252,000).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Fort Thomas

What homes there are in Fort Thomas, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 69% of homes here, against 64% in Campbell County.

Year built

Homes in Fort Thomas are older: the typical year built is 1955; in Campbell County, 1972.

Homes in Fort Thomas are bigger: 62% have 3 bedrooms or more; in Campbell County, 54%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,122 a month

Campbell County: $1,627 a month

Without a mortgage

$759 a month

Campbell County: $592 a month

Owners with a mortgage

65%

Campbell County: 65%

The typical cost for an owner with a mortgage in Fort Thomas is $2,122 a month, more than in Campbell County ($1,627); without one, $759.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, home values in Fort Thomas rose at about the same pace as in Campbell County: 47% against 47%.

The typical rent in Fort Thomas rose 24% over the same time; in Campbell County, it rose 35%.

The typical household income in Fort Thomas rose 32% over that time; home values changed +47% and rent +24%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureFort ThomasCampbell CountyKentuckyUnited States
Rental vacancy Unreliable estimate6.8%4.6%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate1.5%2.0%3.4%
People per household 2.572.322.432.53
Drive alone 73%72%77%69%
Carpool 6%7%9%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 18%17%10%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.57 on average, against 2.32 in Campbell County.

To get to work, 73% of workers in Fort Thomas drive alone; in Campbell County, 72%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Fort Thomas?

A typical home is tight for the typical income

We start with a typical home in Fort Thomas, worth $335,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 33% of the typical household income in Fort Thomas, which is $104,350 a year. For that payment to be 28% of income, a household would need to earn about $123,265 a year.

The calculator's FHA and conventional loan limits are those of all of Campbell County.

Your numbers

Local data
$

Starts at the typical home value in Fort Thomas. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $11,725 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,876

at 7.18% · 30 years

Loan amount
$328,932
Total interest
$473,256
Paid off in
November 2056

Includes $5,657 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,435 a month

  • Tight

    $2,435 to $3,131 a month

    Your payment · 33%

  • Hard

    more than $3,131 a month

Compared with the typical household income in Fort Thomas ($104,350 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,876
Principal & interest$2,228
Property tax$360
Home insurance$140
FHA mortgage insurance (MIP)$148

You need at least $11,725 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Fort Thomas and Campbell County

Fort Thomas is in Campbell County, Kentucky. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Fort Thomas's own numbers

Typical home value
$335,000
Typical monthly rent
$1,126
Typical yearly household income
$104,350
Households that own their home
71%
Effective property tax rate
1.29%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Campbell County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,442
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2.9%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Campbell County.

Everything about Campbell County

Buying

Buying a home in Fort Thomas

A typical home in Fort Thomas is worth $335,000: 33% above the county and 63% above Kentucky. With the typical household income in Fort Thomas ($104,350 a year), a typical home costs 3.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Fort Thomas 3.2 years
  • Campbell 3.2 years
  • Kentucky 3.2 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Campbell County

According to FHFA’s house price index, home prices in Campbell County rose 101% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Campbell County.

Period County Kentucky U.S.
Last year (2025) +4.2% +3.9% +2.9%
5 years (2020–2025) +54% +50% +47%
10 years (2015–2025) +101% +84% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Fort Thomas next to Campbell County, Kentucky and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Fort Thomas $335,000
  • Campbell $252,000
  • Kentucky $205,600
  • United States $332,700
Typical monthly rent
  • Fort Thomas $1,126
  • Campbell $1,145
  • Kentucky $967
  • United States $1,413
Typical yearly household income
  • Fort Thomas $104,350
  • Campbell $77,567
  • Kentucky $63,726
  • United States $80,734
See the full table
Fort Thomas next to Campbell County and Kentucky
Measure Fort Thomas Campbell County Kentucky U.S.
Typical home value $335,000 $252,000 $205,600 $332,700
Typical monthly rent $1,126 $1,145 $967 $1,413
Typical yearly household income $104,350 $77,567 $63,726 $80,734
Households that own their home 71% 71% 68% 65%
Typical yearly property tax $4,313 $2,556 $1,544 $3,119
Effective property tax rate 1.29% 1.01% 0.75% 0.94%
Renters with high rent for their income 43% 49% 45% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Campbell County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Fort Thomas

For a typical $335,000 home in Fort Thomas, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Fort Thomas's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,876a month

    Least cash to close
    Down payment
    $11,725
    Cash to close
    $21,775
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $148

  • Conventional, 5% down $2,815a month

    Down payment
    $16,750
    Cash to close
    $26,800
    Rate
    7.18%
    Mortgage insurance
    PMI · $159

  • Conventional, 20% down, no PMI $2,315a month

    Down payment
    $67,000
    Cash to close
    $77,050
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,625a month

    Down payment
    $50,250
    Cash to close
    $60,300
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Fort Thomas and for Campbell County.

Property tax

Effective rate in Fort Thomas

1.29%of the home’s value each year

$4,313 a year for the typical owner in Fort Thomas.

  • Fort Thomas 1.29%
  • Campbell 1.01%
  • Kentucky 0.75%

What Kentucky publishes Homestead exemption for owners 65 or older or totally disabled (Kentucky Department of Revenue)

Exemptions and deadlines in Kentucky

Flood risk in Campbell County

FEMA does not publish these numbers by city: they are for all of Campbell County.

Homes in the high-risk zone
2.9%
794
Of those, with NFIP insurance
37%
County Kentucky U.S.
Homes in the high-risk zone 2.9% 3.5% 3.5%
Of those, with NFIP insurance 37% 19% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Fort Thomas

Typical rent in Fort Thomas is $1,126 a month: about the same as the county. In Fort Thomas, 43% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Campbell County, by unit size. To pay the 2-bedroom one ($1,442 a month) without spending more than 30% of your income, you would need to earn $27.73 an hour working full time.

HUD fair market rent for all of Campbell County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,052 $20.23 $42,080
1 bedroom $1,128 $21.69 $45,120
2 bedrooms $1,442 $27.73 $57,680
3 bedrooms $1,897 $36.48 $75,880
4 bedrooms $2,141 $41.17 $85,640

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Fort Thomas

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Fort Thomas is in ZIP code 41075.

For 2 bedrooms it is $1,450: $8 more than the fair market rent for Campbell County ($1,442).

  • 41075 $1,450$1,910

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Fort Thomas when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Fort Thomas

HUD lists one building with rents for lower incomes in Fort Thomas.

  • VOA/ORV-River Road, Inc. 435 River Rd, Fort Thomas 41075 8 homes, 7 low-income · For people with disabilities (859) 781-5662

See all 25 buildings in Campbell County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Fort Thomas

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Campbell County; 1 says it serves in Spanish.

An older woman smiles in front of her apartment building.

HUD counseling is free or low-cost

Assistance programs in Fort Thomas

No down payment, repair or rent-help program on our list is for Fort Thomas or Campbell County. The ones below are statewide in Kentucky: they work in Fort Thomas the same as in the rest of the state.

Which programs do I qualify for? All programs in Kentucky

  • KHC Down Payment Assistance (DPA)

    Statewide in Kentucky

    Kentucky state corporation loan of up to $12,500 for the down payment and closing costs, repaid over 15 years as a second loan, for buyers who take a KHC mortgage. Offered by Kentucky Housing Corporation (KHC).

    Repayable

    See the program Official page

Housing counselors near Fort Thomas

The HUD-approved agencies closest to the center of Fort Thomas, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Brighton Center, Incorporated

    799 Ann Street, Newport · 2 miles away · Spanish

    Also serves in Portuguese.

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (859) 491-8303

  • Legal Aid of the Bluegrass

    104 E 7th St, Covington · 3 miles away · Spanish

    • Mortgage delinquency and default
    • Homelessness services
    • and 2 more
    (859) 431-8200

  • Catholic Charities, Diocese of Covington

    3629 Church St, Covington · 3 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (859) 581-8974

Every agency in Campbell County All counseling agencies in Kentucky

Help in Spanish near Fort Thomas

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Fort Thomas

HUD’s record names them for Fort Thomas or Campbell County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Campbell County Department of Housing Section 8 vouchers (859) 261-5200

2 other authorities have an office in Campbell County: see the list Source: HUD

Cities

Other cities in Campbell County

These cities are also in Campbell County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Campbell County Housing in Kentucky

Nearby cities

The cities closest to Fort Thomas, with the typical home value.

Neighboring counties

If Campbell County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Fort Thomas.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Fort Thomas

Short answers with the numbers for Fort Thomas and all of Campbell County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Fort Thomas?

The typical home value in Fort Thomas is $335,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Campbell County it is $252,000.

How much does it cost to rent in Fort Thomas?

Typical rent in Fort Thomas is $1,126 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Campbell County is $1,442.

What is the FHA loan limit in Fort Thomas?

Fort Thomas uses the FHA limit for all of Campbell County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Fort Thomas?

The typical homeowner in Fort Thomas pays $4,313 a year, according to the U.S. Census Bureau. That is 1.29% of the home’s value; in Campbell County, the rate is 1.01%.

Where can I find free help to buy or rent in Fort Thomas?

There is 1 HUD-approved counseling agency with an office in Campbell County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).